Overlay Zones

Mixed-Use Overlay Districts are an additional layer of zoning that applies on top of a property’s base zoning district in select commercial and mixed-use areas of Cascade Charter Township. Guided by the Master Plan, they encourage new development and redevelopment while raising standards for building and site design, public safety, and Fire Department access.

The Township has seven overlays, each tailored to its area: 28th Street (O-28), Starr (O-S), Glenwood (O-G), Arboretum (O-A), Interchange (O-I), Waterfall Shoppes (O-WS), and Centennial (O-C). Their goals vary from converting outdated office space into housing or modern businesses, to supporting small-scale commercial near neighborhoods, to creating a walkable mixed-use center around Township Hall. The boundaries are shown on the Mixed-Use Overlay map. Together, these overlays help guide the Township’s key commercial and mixed-use areas toward development that fits their surroundings, preserves mature trees and open space where possible, and supports a more vibrant, walkable community.

Overlay Map

Arboretum (O-A)

The O-A Overlay District is intended to encompass the business park along Cascade Road, east of Spalding. Current conditions include small commercial businesses surrounded by residential land uses. The Township should continue to support these local businesses but also offer opportunities for mixed-use redevelopment. Any new commercial development should be at a small-scale intended to serve adjacent residential homes. 

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, state-licensed child care and adult care family homes, general office, veterinary clinics, public and private K-12 schools
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar, off-site food services
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, child care and adult care group homes, event venues, research and development

Starr (O-S)

The O-S Overlay District is intended to allow the redevelopment of antiquated office and light industrial space into residential or more modern business spaces. Existing mature growth trees and natural spaces should be preserved. Further, new residential development proposals should include greenspace, open space, active or passive recreation space. 

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, single-family homes, state-licensed child care and adult care family homes, medical and dental clinics, veterinary clinics, off-site food services, public and private K-12 schools
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar, dwelling units in mixed-use buildings, home occupations
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, general office, two-family and multi-family homes, assisted and independent senior living, child care and adult care group homes, breweries, event venues, funeral homes, hospitals, small equipment repair, warehouse (A/SLU)

Interchange (O-I)

The O-I Overlay District is intended to include the current Meijer store located on 28th Street and immediate parcels north and west of the store. Development activities here can include development or redevelopment of existing structures, as applicable. Existing conditions in this area include commercial businesses, hotels, and offices. 

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, general office, medical and dental clinics, veterinary clinics, laundromats, public and private K-12 schools
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar, off-site food services
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, hotels and motels, hospitals, assisted and independent senior living, breweries, car washes, drive-thrus (A/SLU), fuel stations (A/SLU), event venues, funeral homes, parking lots

28th Street (O-28)

The O-28 Overlay District is intended to create a modern land use and architectural fabric. This includes mixed-uses, commercial, medical, and office uses. It is envisioned the 28th Street Corridor will redevelop into a corridor with cross-access between businesses, right-sized parking areas, high quality landscaping, attractive signage, and high-quality building and site design. In this context, High Quality Building Design includes building materials constructed from brick, masonry, stone, siding, and other applicable materials. (Re)development sites should include robust frontage, parking lot, and general site landscaping elements.

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, general office, medical and dental clinics, veterinary clinics, cinemas and theaters, contractor supply wholesale, religious institutions, public and private K-12 schools
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar, outdoor display and sales, off-site food services
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, banquet halls, breweries and distilleries, car washes, drive-thrus (A/SLU), event venues, funeral homes, hospitals, kennels, laundromats, minor vehicle repair, fuel stations, small equipment repair, parking lots, parking garages, public utility buildings, temporary events, outdoor storage (A/SLU), warehouse (A/SLU)

Centennial Park (O-C)

The O-C Overlay District is intended to re-energize the declining office park land uses in the Township. Currently, Centennial Park is the locale for Cascade Township Hall, and other office businesses and buildings. The Centennial mixed-use area is envisioned to emerge into a walkable mixed-use node within the Township. 

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, single-family and two-family homes, assisted and independent senior living, state-licensed child care and adult care family homes, general office, medical and dental clinics, public and private K-12 schools
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar (A/SLU), dwelling units in mixed-use buildings, home occupations, off-site food services
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, multi-family homes, child care and adult care group homes, breweries, funeral homes

Glenwood (O-G)

The O-G Overlay District is intended to allow the redevelopment of antiquated office space into residential or more modern business spaces, and to allow residential or mixed-use development on remaining development sites. Existing mature growth trees and natural spaces should be preserved. Further, new residential development proposals should include greenspace, open space, active or passive recreation space. 

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, single-family homes, state-licensed child care and adult care family homes, medical and dental clinics, veterinary clinics, public and private K-12 schools
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar (A/SLU), dwelling units in mixed-use buildings, home occupations, off-site food services
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, general office, two-family and multi-family homes, assisted and independent senior living, child care and adult care group homes, breweries, event venues, funeral homes, hospitals, small equipment repair, warehouse (A/SLU)

Waterfall Shoppes (O-WS)

The O-WS Overlay District encompasses an existing commercial and retail hub in Cascade Township. This area is a popular regional destination for general commercial activities. The area experiences high traffic volumes, frequent loading and unloading activities for big box retail stores, vast parking lots, and other similar features consistent with suburban commercial development on a large scale. The overarching vision for the future of this area is to support and maintain economic activities to occur in this area, but also support potential redevelopment, as applicable or appropriate. 

Uses:

  • Permitted: banks, daycares and child care centers, personal services, restaurants, retail sales, public parks and open space, general office, medical and dental clinics, veterinary clinics, off-site food services
  • Accessory: telecommuting, outdoor seating and dining, rooftop and private freestanding solar, commercial solar (A/SLU)
  • Special Land Use: indoor recreation, private outdoor recreation, higher education, cultural and government buildings, community solar, wireless structures, breweries, drive-thrus (A/SLU), fuel stations (A/SLU), event venues, laundromats